The Longtime Owner Occupants Program (LOOP) is a Real Estate Tax relief program. You may be eligible if your property assessment increased at least 50% over last year, or at least 75% over the past five years. Check your property’s eligibility for LOOP using the calculator on the Property Search website and see an estimate of your bill. You must also meet requirements for income and length of homeownership.
LOOP works by:
- Limiting your home’s assessment increase to 50% (or 1.5 times the previous amount) or 75% (or 1.75 times the previous amount).
- Locking in that assessment for as long as you remain eligible.
If your home’s assessment went up by exactly 50% or 75%, you won’t save money right away. Instead, you’ll see savings for each dollar increase above 50% or 75%.
You could also save money if your property assessment goes up again. This works because your Real Estate Taxes will be based on the “locked-in” assessment.
This protection keeps your future Real Estate Tax bills the same, unless tax rates change.
Eligibility
To be eligible for LOOP, you must:
- Own your home.
- Have a primary residence with a property assessment that increased by:
- 50% from last year, or
- 75% in the last five years.
- Have been living in your home for at least 10 years.
- Be current on your property taxes, or in an Owner-Occupied Payment Agreement or installment plan.
- Have an income below the limit for your family size.
You can look up your home’s current and previous assessments at property.phila.gov.
LOOP income limits
| Family size | Income cap: 120% of AMI | 150% of AMI* |
|---|---|---|
| 1 person | $96,350 | $120,450 |
| 2 person | $110,100 | $137,650 |
| 3 person | $123,850 | $154,850 |
| 4 person | $137,600 | $172,050 |
| 5 person | $148,650 | $185,850 |
| 6 person | $159,650 | $199,600 |
| 7 person | $170,650 | $213,350 |
| 8 person | $181,650 | $227,150 |
| 9 person | $192,650 | $240,900 |
| 10 person | $203,650 | $254,650 |
| 11 person | $214,700 | $268,400 |
| 12 person | $225,700 | $282,200 |
| 13 person | $236,700 | $295,950 |
| 14 person | $247,700 | $309,700 |
*Households that received the LOOP exemption prior to 2023 may stay in the program so long as their total household income for each year is less than 150% of the Area Median Income.
LOOP and other Real Estate Tax relief programs
You can’t enroll in LOOP and the Homestead Exemption at the same time.
To see which program is better for you, compare your potential savings using the calculator on the Property Search website. The LOOP application and flyer also include a calculator to help you estimate your tax bill with each program.
You can still apply for other Real Estate Tax relief programs while you’re on LOOP. These include:
- Senior Tax Freeze program.
- Low-income Tax Freeze program.
- Installment plans.
- Owner-Occupied Payment Agreement.
- Any other local or state Real Estate Tax assistance programs, including rebates.
LOOP and abatements
You cannot enroll in LOOP if, as the current owner, you received a tax abatement on your current property. You are also ineligible if the previous owner(s) had an abatement and are your close relative. Close relatives include a spouse, life partner, parent, stepparent, child, sibling, aunt, uncle, grandparent, or step-grandparent.
Special situations
A trust can sometimes be eligible for LOOP. The Department of Revenue’s legal team reviews LOOP applications from trusts. They may request more information as part of the process.
You can add and remove family members to your deed if they die, move in, or move out, without affecting your LOOP status. You’ll still need to meet the income requirements.
How to apply
Before you apply
Remember, you can’t have LOOP and the Homestead Exemption at the same time. If you have the Homestead Exemption, you’ll need to request your removal at the same time you apply for LOOP.
You can remove the Homestead Exemption online or by mail.
Apply online
You can apply for LOOP using the Philadelphia Tax Center. To get started, select the “Search for a property” link in the Property panel. Once you’ve searched for your property, choose the correct record. Then, select “Apply for real estate assistance programs.”
From this screen, you can apply for LOOP. You can also remove your Homestead Exemption, if necessary.
Apply by mail
You can fill out a LOOP application and mail it to:
Philadelphia Department of Revenue
P.O. Box 53250
Philadelphia, PA 19105
If necessary, you can also complete and mail the Homestead change or removal form to the same address.
How to pay your taxes when you have both LOOP and an installment plan
You may be eligible to pay your Real Estate Taxes through monthly installments if you’re a low-income taxpayer or a senior citizen. Learn more about setting up a monthly installment plan.
If you’re on an installment plan, we’ll update your bills once you’re approved for LOOP. These will reflect the discounted amount and how much you’ve already paid. Until then, you can either:
- Continue to pay the same amount each month, or
- Divide the LOOP-discounted tax amount by 12, then pay that amount each month.
Ending your enrollment in LOOP
If you enter into LOOP and then leave the program, you won’t be able to re-enter LOOP later. But, you’ll be able to reapply if you qualify for a different year’s assessment in the future.
To leave LOOP, use the LOOP removal form. Complete, sign, and date the form. Then, mail it to the address on the form.
You’ll also need to use this form if you no longer meet LOOP eligibility requirements. If this happens, you must alert the Department of Revenue within 45 days.
You become ineligible for LOOP if:
- You no longer live in the home.
- Your family’s income is above the income limit, or
- You fall delinquent on Real Estate Taxes that are not in a payment agreement.
Program cap
As of 2023, the yearly amount available for LOOP savings totals $35 million. If more than $35 million in savings is requested and approved, your discount may be reduced, and you could owe more in Real Estate Taxes.
Enrollment in LOOP stays open even when the annual program cap is met.